North Salem Planning Board Meeting - April 9, 2025

The Town of North Salem Planning Board met on April 9, 2025, at 7:30 PM both in person and via Zoom. The meeting included pre-application discussions, routine approvals, and wetland permit reviews for properties on Reed Road, Cottage Lane, and Bloomer Road. Key actions included granting extensions for AT&T Mobility and Gilport Development Corp., acknowledging the withdrawal of the Morth subdivision project with escrow release, and discussing stormwater management and variance needs for two residential redevelopments on Cottage Lane.

Consent Calendar

• Grant Road LLC Public Hearing: Carried over to the May 7, 2025 meeting.
• AT&T Mobility Extension: Approved a 90-day extension of previous approvals from April 7, 2025 to July 7, 2025.
• Gilport Development Corp. Extension: Approved the 14th 90-day extension of final subdivision plat approval from April 28, 2025 to July 28, 2025, along with a corresponding wetland approval extension to July 28, 2025.
• Morth Project Withdrawal & Escrow Release: Acknowledged withdrawal of the Morth subdivision project and approved release of planning board escrow in the amount of $861.30.
• Financial Report: Approved the March 2025 financial report.
• Minutes: Approved the minutes from the March 5, 2025 meeting.

Discussion Items

• Reed Road Group Pre-Application (Reed Road): Represented by Adam Fibert of Insight Engineering, the applicant proposed a lot line adjustment among three existing lots (Parcels A ~130 acres, B ~6 acres, C ~23 acres) to create three large estate lots (Lot 1 ~86 acres, Lot 2 ~50 acres, Lot 3 ~26 acres). A fourth lot (73 acres, partly in Southeast) would contribute a triangle to Lot 1. Access via a private road or common driveway off Reed Road was debated; the board noted that a common driveway could not be built until a building permit is issued. The board emphasized steep slopes (~1000–1200 ft driveway), fire access, and asked the applicant to consider conservation easements and no further subdivision. A site visit was agreed upon. The applicant will revise and return for formal application.
• Verizon Wireless Renewal (101 Bloomer Road): Verizon seeks renewal of its conditional use permit. MDRA’s memo requested updated documents; Verizon’s representative stated they will respond with revisions. The board noted that a new CECRA EAF is not required since no changes are proposed, but documentation should clarify.
• Fischer (6 Cottage Lane): Presented by engineer Rob Wasp and architect Rich Vale. A complete demolition and reconstruction of a small home on a 1,400 sq ft lot near Peach Lake. Proposed elevated house on piers (first floor elevation 4.5 ft higher), with impervious increase of only 71 sq ft. Stormwater management via an underground Coltech chamber collecting 277 sq ft of roof runoff; remaining roof runoff would drain to grass and toward the lake. The board raised concerns about fire code compliance (distance to neighbor ~2 ft), high groundwater limiting infiltration, and the need for variances. The application will be referred to the Board of Appeals after the next submission and engineering review.
• Watson (10 Cottage Lane): Also presented by Rob Wasp and architect Chris Harrigan. Similar reconstruction with a larger footprint increase (impervious +145 sq ft). Proposed Coltech chamber in front yard, elevated house, and overflow pipe to lagoon (board suggested removing or modifying). Off-site parking available. The board noted similar variance needs and fire code issues. The application will follow the same process as Fischer, with referral to the Board of Appeals after next submission.
• Short Term Rentals Work Session: The board discussed progress on a draft local law. After receiving town board feedback (stating the board is on the right course) and comments from Lisa, the board deferred detailed discussion to the next meeting (April 16, 2025, if possible, else May 7, 2025). Members were asked to review comments from March 9 and March 30 drafts and consider adding the PO district to allow bed-and-breakfast uses.

Key Outcomes

• Votes: All consent calendar items (AT&T, Gilport, Morth, financial report, minutes) were approved unanimously.
• Reed Road Group: Will return with revised plans; site visit to be arranged.
• Fischer & Watson: Next submissions will be reviewed by the planner and engineer, then referred to the Board of Appeals for variances.
• Verizon Wireless: Will submit updated documents as requested.
• Short Term Rentals: Deferred to the April 16 work session; final draft to be sent to the building inspector and town board.